Phuket branded residences. The register.

A branded residence is a home sold with a hotel or fashion brand attached to it, usually with that brand's operator managing the building and its services. On Phuket the model runs from Amanpuri, which effectively began the category in Asia when it opened above Pansea Beach in 1988, through to the current Bang Tao and Layan pipeline carrying Banyan Group, InterContinental, Autograph Collection, Dusit Collection and ETRO names. The brand matters commercially as well as socially: branded condominiums on Phuket achieved roughly a 28 per cent price premium over comparable non-branded stock on C9 Hotelworks’ first-quarter 2025 figures, and a branded building holds its service standard between owners because a professional operator runs it rather than a volunteer committee. This register lists the projects that can carry a price above THB 20 million.

Both structures exist and the split follows the product rather than the brand. Condominium apartments can be owned freehold by foreign buyers within the 49 per cent foreign quota of a building's sellable area, which remained the confirmed legal pathway as of 2026 and is unaffected by the nominee enforcement programme. Villas are normally sold on registered leasehold, because Thai law restricts foreign land ownership: commonly a thirty-year term registered at the Land Department, with renewal options offered on top. The point most buyers miss is that a renewal option is a contractual promise from the landowner, not a right that can be registered in advance, so its value depends on the drafting and on the covenant behind it. Each villa entry in this register states what the developer's own documentation says. This is general information, not legal advice.

For off-plan projects, the developer's own sales office: Banyan Group's property sales office at Laguna Phuket, the Gardens of Eden team for ETRO and Eden Residence, Minor's residences team for the Anantara villas, and the galleries at PEYLAA, Layan Verde and The Standard. Completed estates work differently. At Amanpuri, Trisara and Sri Panwa the residential teams handle a quiet, relationship-led resale market with no published price list, and Twinpalms MontAzure resales sit with individual owners. Embark Estate advises buyers across this register. We are one of several appointed sales agencies for Banyan Group and for PROUD Real Estate, and those written appointments cover fifteen of the thirty-one projects in this register. On the other sixteen we hold no appointed standing and claim none, and each project page says which. An appointment is not a reason to recommend a building.

Branded condominiums on Phuket average THB 197,745 per square metre, rising to THB 212,113 in the prime Bang Tao and Kamala districts, on C9 Hotelworks figures published in January 2026. The ceiling moved in January 2026 when ETRO Residences at Gardens of Eden launched at THB 830,000 per square metre, the island record, with a 220 square metre three-bedroom priced at THB 182.6 million, figures the developer announced at launch and the Bangkok Post and The Thaiger reported. This register uses a THB 20 million floor, which is roughly where the top of the new Bang Tao condominium stock begins and where the market's depth is concentrated. We do not publish per-project asking prices here: prices appear only once a developer has confirmed them, and every figure we do print carries its date, because Phuket pricing moves quarter by quarter.

It depends which of three products you are buying, so this is a register rather than a ranking. For new beachfront developer stock, the depth sits at Laguna Phuket, where Banyan Group is building its Beach Residences series on one of the island's last absolute beachfront parcels. For positioning at the very top, ETRO Residences holds the island's price record with eight residences. For built and provable product, the completed estates carry the longest records: Amanpuri since 1988, then Trisara, Sri Panwa and Twinpalms MontAzure, all of which can be walked and inspected before buying. Depth on Phuket sits at the very top of the market and thins quickly below THB 20 million, which is exactly why this register draws its line there.

Some developers publish a guide range for a project, and the register marks those rows 'Developer guide'. Most release prices at the sales office and change them by release, so a row reads 'Not released' until the developer has published or cleared a figure. Completed homes on resale are priced by their owners and read 'On request'. Embark prints a price only when the developer has published or confirmed it in writing; on the projects we are appointed on, we hold the current price list and quote it at inquiry.

The Status column marks each project: completed towers that can be walked today, projects in a final phase, and launches whose handover dates are the developer's stated targets rather than facts. Because a stated date can slip, every row also carries the date we last verified it. Ask before you fly and we will say what can and cannot be walked on the day.

It is a contract, not a promise, so the answer is in the agreement. The questions we put to a developer before a client signs: who the operator is and how long the management or licence agreement runs; which services are contractual and which are marketing; the annual fees and how they may rise; whether the rental programme is optional; and what happens to the brand if the operator leaves. A developer that answers in writing is telling you something. One that will not is telling you more.

Each row names its source and the date we last verified it. 'Official sources' means the developer's own documentation or the Land Department record; 'Embark, in the field' means we walked it; 'Developer's statement' is a claim we attribute rather than confirm; 'Market indication' is a figure that still needs confirmation. Island-wide numbers on this page are attributed where they appear, to C9 Hotelworks or to the Real Estate Information Center as reported by the Bangkok Post. Anything we cannot verify says so instead of being filled in.

A condominium unit, yes, within the building's 49 per cent foreign quota under the Condominium Act; the Tenure column shows which projects are condominiums. Land, and therefore most villas, cannot be owned by a foreigner directly, so villa estates sell on registered leasehold, typically 30 years, with renewals whose nature, contractual or marketing, the register states for each project. Structures that hold land in a company for a foreign buyer's benefit carry legal risk and we do not recommend them. Confirm any structure with independent Thai counsel before signing.

Because we cannot substantiate them, and our own credentials promise we will not repeat what we cannot. Rental performance on Phuket differs too much between beaches, seasons and operators for an island average to mean anything useful, and low-season occupancy is the number most commonly left out of the figures a buyer is shown. Where an operator publishes its own audited numbers for a specific building, we quote them with a date. Where none exist, we say nothing. A guaranteed return, in particular, is usually a price concession wearing a yield's clothing, and it is worth asking what the price would be without it.